Coastal Woods: The Newest 55+ Condo Community in Southern Ocean County
148 condo and midrise homes built in 2023 in Barnegat — brand-new construction, modern finishes, exterior-inclusive HOA, and elevator access. The newest option in the area, with the cost trade-offs of new construction and Barnegat's 1.95% rate.
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The New-Construction Reserve Fund Consideration
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Barnegat 1.95% Rate at Coastal Woods Price Points
| Unit Value | Gross Tax (1.95%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $235,000 | $4,587/yr | $2,837/yr | $2,294/yr | $2,294/yr |
| $300,000 | $5,856/yr | $4,106/yr | $2,928/yr | $2,928/yr |
| $350,000 | $6,832/yr | $5,082/yr | $3,416/yr | $3,416/yr |
| $400,000 | $7,808/yr | $6,058/yr | $3,904/yr | $3,904/yr |
10-Year True Cost: $310,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $217K @ 6.75%, 30yr) | $16,926 | $169,260 |
| Property Tax (1.95% on $310K) | $5,022 | $52,100 est. |
| HOA Fee ($395/mo — incl. exterior) | $4,740 | $52,100 est. |
| Condo Insurance (interior only) | $850 | $8,500 est. |
| Interior Maintenance (0.3% — all new) | $930 | $9,300 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $2,511) | –$2,511 | –$25,110 est. |
| Net 10-Year Cost of Ownership | — | ~$248,650 |
Interior maintenance budgeted at just 0.3% reflecting 2023 construction. Note the HOA assumption holds fees flat — budget for potential increases as the reserve fund matures.
Related Pages
Four Seasons at Mirage (Barnegat, single-family) →Venue at Lighthouse Station (Barnegat, newer SF) →Barnegat Tax Rate →Ocean County Hub →Get Coastal Woods Data
Reserve fund status, developer transition timeline, HOA fee history since 2023, and current available units in this new community.
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